97 Rohr St · Rochester, NY 14605

$79,900

3 bd · 2.0 ba · 1,370 sqft · Townhouse public records · 8 Days on market

Built 1922 5,662 sqft lot Est $73k · 10% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.4/10.0
• Livability +3.8/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Investors or owner occupants welcomed! Tax record lists this home as a duplex, but owner has never rented it. Upper and lower living spaces were split with family members. Separate utilities, but could easily be converted back to single family by opening up a section of the main floor entryway wall. Well kept, hardwoods in great shape, clean/dry basement, and both hot water tanks replaced in 2017.

Key facts

• Newer roof
• Convenient access
• Nearby parks

Tags

• NEWER ROOF
• STUCCO EXTERIOR
• SPACIOUS DETACHED GARAGE
• SEPARATE METERS
• CONVENIENT ACCESS
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.9% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,747/mo this rent would consume 99% of the median local household income ($21k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($552 loan paydown + $660 appreciation (0.8% local appreciation)).
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $41k; list at $80k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.19% ✓
• Cap rate: 18.87%
• Cash-on-cash: 44.92%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $72,610
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Niagara St	0.21mi	3/2.0	1,470 (+7%)	9mo	$94,000	$64	70
255 6th St	0.32mi	2/2.0 (-1)	1,362 (-1%)	15mo	$57,500	$42	66
479 Bay St	0.40mi	4/2.0 (+1)	1,418 (+4%)	15mo	$70,000	$49	58
663 Portland Ave	0.37mi	4/2.0 (+1)	1,298 (-5%)	17mo	$80,000	$62	55
244 Fernwood Ave	0.45mi	4/2.0 (+1)	1,524 (+11%)	10mo	$75,000	$49	47
72 Willite Dr	0.50mi	4/2.0 (+1)	1,486 (+8%)	15mo	$82,000	$55	45
25 Saint Jacob St	0.55mi	4/2.0 (+1)	1,501 (+10%)	22mo	$80,000	$53	36
1097 N Goodman St Unit 2UP	0.59mi	4/2.0 (+1)	1,541 (+12%)	21mo	$125,000	$81	29
164 Durnan St	0.73mi	4/2.0 (+1)	1,522 (+11%)	23mo	$68,000	$45	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.42×
• Total profit: $54,180
• Equity at exit: $26,555

10-year hold

• IRR: 49.2%
• Equity multiple: 6.82×
• Total profit: $130,127
• Equity at exit: $34,739

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14605

• Home prices YoY: 0.4%
• Active inventory: 32
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$419
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $838

Break-even live

Break-even rent $687

Max offer price $79,900

Occupancy floor 47%

Sensitivity live

Price	-10% $883	-5% $860	+0% $838	+5% $815	+10% $792
Rent	-10% $700	-5% $769	+0% $838	+5% $907	+10% $976
Rate	-1.0pp $878	-0.5pp $858	base $838	+0.5pp $817	+1.0pp $796

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.24mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.35mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.39mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.44mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.47mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	0.55mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.59mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.66mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.69mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.78mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	14d	1	0.81mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	0.83mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.83mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.86mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.93mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.93mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	19d	1	0.94mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	14d	1	0.97mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	1.01mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.01mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	14d	3	1.09mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	11d	1	1.12mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	11d	1	1.12mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.15mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	44d	1	1.21mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	1.25mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	19d	1	1.26mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.27mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.27mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.28mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	3d	8	1.30mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	44d	1	1.30mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	3d	1	1.30mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.32mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	1.34mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	3d	14	1.34mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.39mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	44d	1	1.40mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.42mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	3d	3	1.44mi

Listing history 7 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $79,900 Active
3. 2019-07-24
   soldstatus $41,000
4. 2019-07-22
   soldstatus $41,000 Closed Sale or Rented 400-char remark

   Show marketing remark (400 chars)

   Investors or owner occupants welcomed! Tax record lists this home as a duplex, but owner has never rented it. Upper and lower living spaces were split with family members. Separate utilities, but could easily be converted back to single family by opening up a section of the main floor entryway wall. Well kept, hardwoods in great shape, clean/dry basement, and both hot water tanks replaced in 2017.

5. 2019-04-04
   status Pending Sale 400-char remark

   Show marketing remark (400 chars)

   Investors or owner occupants welcomed! Tax record lists this home as a duplex, but owner has never rented it. Upper and lower living spaces were split with family members. Separate utilities, but could easily be converted back to single family by opening up a section of the main floor entryway wall. Well kept, hardwoods in great shape, clean/dry basement, and both hot water tanks replaced in 2017.

6. 2019-04-01
   historical Continue to Show- Under Contract 400-char remark

   Show marketing remark (400 chars)

   Investors or owner occupants welcomed! Tax record lists this home as a duplex, but owner has never rented it. Upper and lower living spaces were split with family members. Separate utilities, but could easily be converted back to single family by opening up a section of the main floor entryway wall. Well kept, hardwoods in great shape, clean/dry basement, and both hot water tanks replaced in 2017.

7. 2019-03-25
   listed $39,500 Active 400-char remark

   Show marketing remark (400 chars)

   Investors or owner occupants welcomed! Tax record lists this home as a duplex, but owner has never rented it. Upper and lower living spaces were split with family members. Separate utilities, but could easily be converted back to single family by opening up a section of the main floor entryway wall. Well kept, hardwoods in great shape, clean/dry basement, and both hot water tanks replaced in 2017.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,086 · $90/mo
• Projected year-2 tax: $1,218 · $101/mo
• Expected delta: +$132/yr (+$11/mo · 12.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,967
• − Mortgage interest: −$4,476
• − Property taxes: −$1,086
• − Insurance: −$400
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$2,324
• Taxable income: $9,327
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $7,812/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 11,783
• Household income: $21,201
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 1108.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 46% Hispanic / Latino 36% Two or more races 11% White 10% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 29% Cuban 2% Dominican 2%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 64% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.83%
• Current HPI: 207.359
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+102.3% since first listed

7 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-08 Listed $79,900 UNYREIS
• 2019-07-24 Sold (Public Records) $41,000 Public Records
• 2019-07-22 Sold (MLS) $41,000 UNYREIS
• 2019-04-04 Pending — UNYREIS
• 2019-04-01 Contingent — UNYREIS
• 2019-03-25 Listed $39,500 UNYREIS

Property tax history

+13.6%/yr

Latest (2025): $1,086 · +0.0% YoY. Source: county tax records.